Task force lays out housing plan

Justin Pottle

Updated 10:44 pm, Tuesday, June 25, 2013

At Tuesday evening's Planning and Zoning Commission Meeting, the Housing Task Force traced its plan for tackling Greenwich's lack of affordable residences, laying out a series of recommendations. The presentation marked the return of a project that has been remained on Town Hall's back burner since it was approved by the Plan of Conservation and Development's Implementation Committee over a year ago.

Opening the presentation, First Selectman Peter Tesei stressed the diversity the group's 16 members, who came not only from positions in Town Hall, but also the private sector and local non-governmental organizations. Tesei sought to distance the HTF's vision from the image of public housing and the stigmas that often accompany discussions of below market-rate housing.

"Gone are the days of government-subsidized, institutional-looking structures," Tesei said. "They're not what society is accepting of and they're just not functional. What we did was to think about alternate ways (to increase affordable housing), ways in which housing could be well integrated into existing neighborhoods."

The HTF outlined a series of initial goals, including preserving the character of neighborhoods, protecting residential zones while encouraging development of residential units in commercial zones, developing residential zones with access to mass transit, and below market-rate homes. The targeted demographic, they stressed, was what they described as the town's "workforce" -- people who work in Greenwich and provide vital services to the town but cannot afford the high cost of housing.

"The fact is that Greenwich residential real estate is beyond the means of many individuals, families, seniors, and others who not only wish to live here, but in the case of first responders, teachers, nurses, and so on, we need to have here," said Stuart Adelberg, the President of the Greenwich United Way and member of the HTF.

Crucial to the plan are alternatives to traditional models of affordable housing financially supported by the local or state government -- at the heart of the HTF's proposals is a "Community Development Partnership," a public-private cooperative that would facilitate and finance affordable housing development without drawing upon community tax dollars. Mary Ellen LaBien, the chair of the Community Development Partnership Planning Committee, asserted that maintaining local control was essential to the HTF's aims.

"The CDP Planning Committee supports small, scattered site developments that include affordable housing units," she said. "The committee believes that by setting requirements on and offering incentives to developers, affordable housing will be under the control of the town, rather than ceding it to the state."

Overseen by a board of trustees appointed by the board of selectmen, the CDP would possess two main arms, one focused on community outreach and planning, and another taking the form of a trust fund drawing on private donations, federally mandated investment by banks under the Community Reinvestment Act, and other sources. Private sector engagement, members argued, was essential to their plan.

"We asked ourselves, `Through what vehicles could we empower the private sector to bring to fruition the housing stock that we're looking for and keep our community as it is going forward?' " said Tesei.

Tied to the foundation of the CDP is the establishment of zoning laws requiring new residential developments to make 20 percent of total housing units affordable. Similar inclusionary zoning regulations have been implemented in Stamford, Norwalk and Darien. As an alternative to including affordable housing, developers may opt to pay a buyout fee into the CDP's residential trust.

The emphasis on the town employees and workforce, however, may prompt issue with the state of Connecticut's recognition of an increase in non-market housing. The Plan of Conservation and Development left the parameters of affordability up to the HTF, which it defined largely in regard to its initial priorities of maintaining neighborhood character and providing moderate-income housing.

"Most of the subsidized housing in Greenwich is based upon levels of income that no one else in Greenwich would ever qualify for," said HTF and CDP Planning Committee member Mark Schroeder. "What we were trying to fill were the housing needs of people who had income levels higher than those in subsidized housing, but could not afford housing at the market rate."

Yet, as it stands, the plan's recommendations fail to immediately meet the state's definition of affordability -- Connecticut law defines affordable housing as those residences which cost a person making no more than the state median income (or area median income, if it is less) less than 30 percent of their annual income. Under those statutes, towns and cities must ensure that 10 percent of their housing stock be affordable or bear the burden of proof in lawsuits against developers attempting to build affordable housing.

According to the U.S. Department of Housing and Urban Development, the median family income in the state of Connecticut is $86,300 in 2013, more than $40,000 less than conservative estimates of that of Greenwich, around $126,550 in 2011.

Under state definitions, just over 5 percent of Greenwich housings is affordable. However, citing the difficulty of finding developers willing to build housing in Greenwich under statewide standards and an emphasis on moderate-income individuals, the Task Force is soldiering forward using family income limits based on the Stamford-Norwalk metro area, which, though lower than Greenwich, are at $115,300.

"No town is exempt from (state housing laws), and we have to recognize that," said Town Planner Diane Fox. "However, if an affordable zone were to be created, some developments may meet some state guidelines that would help push us toward that 10 percent requirement."

Chairman of the Planning and Zoning Commission, Donald Heller, expressed support for the plan's comprehensive scope.

"This is the first time I've ever seen a complete plan in the area (of affordable housing)," he said, "and its been talked about for years and years and years."

Following the hearing at a later date, the Planning and Zoning Commission will determine whether or not it will adopt the recommended zoning changes.